Where to Verify Authenticity of Property Titles

Posted by: Joanne Almaden in Real Estate Documentation On:November 17, 2015 Last updated: October 24, 2017

To avoid scams and fraudulent transactions, an important step to take in real estate transactions is to check property titles and verify their authenticity.

As a follow up to our previous post on how to spot a fake title in 30 seconds, here are the places you should go to, for verifying the validity and authenticity of a property title, assuming the title presented to you by the seller passed your first tests.

Registry of Deeds

The most widely known stop for verifing the title of a real property is the registry of deeds. Your local Registry of Deeds is the public repository of “Titles” for titled and untitled real properties in your city or municipality.

Despite computerization efforts of the government, a number of municipalities are still registering properties and subsequent transfers manually. So it is important to personally visit the Registry of Deeds of the locality where the property is located, to do the initial verification.
Municipal or City Assessor’s & Treasurer’s Offices

The Assessor’s office is where you’ll find the accurate technical description of the property. Requisition for vicinity map of the subject property for BIR clearance or DAR clearance purposes can be done in this office.

On the other hand, the Treasurer’s office holds the record for real property tax payments, arrears and delinquencies.

Remember, these offices only issue clearances, certified copies and maps where they hold jurisdiction of the property.

Related articles:

How to Transfer Real Estate Titles in the Philippines (From a Sale)

Can Real Estate Be Sold Using Only a Photocopy of the Certificate of Title?
Housing and Land Use Regulatory Board (HLURB)

This is where to seek consultation and submit complaints specifically for condominium and subdivision developments. Before any subdivision or condominium project can start selling, advertising or offering a project, permits and approvals should be secured first from HLURB.

HLURB is the lead government agency responsible for the following matters involving subdivision and condominium developments:
- Registration and licenses of subdivision and condominium projects, farm lots, memorial parks and columbaria, including the issuance of licenses to sell by developers.
- Observe and check the progress or quality of development and construction of registered/licensed projects.
- Update and revise rules, guidelines and standards on housing and real estate.
- Evaluates and approve (or disapprove) Master Deed and Declaration of Restrictions of condominium projects, and any amendment or revocation.
- Registers and supervises Home Owners’ Association activities.
- Requires the mandatory registration of real estate brokers, dealers and salesmen engaged in selling developments under HLURB jurisdiction.
- Serves as adjudication body for the following: disputes between developers and buyers, intra (inter) homeowners associations conflicts, appeals from decisions of local zoning bodies.
Land Registration Authority (LRA)

LRA is the agency of the government which is responsible for issuing decrees of registration, certificates of title and register documents, awards and patents.

They are the repository of all titles in the Philippines. The LRA is a good place to do further back tracing of the property history.
Department of Environment and Natural Resources (DENR), Bases conversion and development authority (BCDA), National Housing Authority (NHA)

These are some government agencies responsible for the issuance of special grants or awards to qualified beneficiaries.

One of the duties and responsibilities of DENR is to approve (or disapprove) the application of public land patents (e.g. homestead, free patent, sales patent).

BCDA is one of the government owned and controlled corporations in the country. Its main job is to transform former military bases into more productive civilian use. Some notable projects of BCDA are the Pamayanang Diego Silang Condominiums in Bonifacio Global City in Taguig, and the New Port City in Pasay.

NHA is another government owned and controlled corporation which spearheads housing programs primarily for the lowest 30% of the urban population.

Here’s how to know when to go to which one of these offices:

In the above title, the heading says it is an Original Certificate, meaning no prior transfer has been made. Therefore, the appropriate places to verify the authenticity of this document is the Registry of Deeds and the LRA. Further, it also says that this title was acquired through free patent, the grant of ownership from DENR – more specifically, the Bureau of Lands.

The above is a Condominium Certificate of Title. Note the location of this property which is in Fort Bonifacio, Taguig – a former military base. Therefore, to back trace the origin of this title will involve checking with the BCDA.

Again, stay safe from fake title scams everyone.

Would you rather have professionals do the title research and verification for you? Contact us today and experience our award-winning work and client support that will save you tons of headaches along the way.

See how we can help you with Titles today →

ABOUT THE AUTHOR

Joanne Almaden

Joanne is a licensed real estate broker and appraiser. She founded Phil. Property Expert, Inc. – a top-notch real estate services company whose vision is being the most trusted company when it comes to competence and quality of service.

deric

nakabili po ako ng lupa from pagibig and now naka-transfer na po sa pangalan ko.Now im confuse sa location kc yung katabi kung lot nagcla-claim na baliktad daw kami ng location.How to know the exact location of my property?
bernadette carriedo

hello miss joanne , nakabili po ang mother ko ng lot sa binangonan thru my sister in law yun isa po matagal na nabili way back 1986 pa and the latest is 2008 pero and ttile na binigay nila sa mother ko ang date eh Dec. 23, 2008 na po same with the later lot na nabili same date po sila . Eto po ang problema , since tiwala ang mother ko na hindi naman sya lolokohin ng hipag ko so bayad sya ng bayad ng tax since 2008 . Ngaun lang namin nabasa kase now lang nila binigay yun mga resibo ng binabayaran nila ng tax eh nakapangalan pa sa dating may ari ng lupa ano po ibig sabihin nito? may chances ba na ang binigay nila sa nanay ko eh fake na title . one thing more ang title na binigay nila ay maraming alteration or maraming binura na items na nakasulat at pinalitan lang . Papano po ba namin mabeverify yun title at anong pananagutan ang pwede naming isampa sa sister in law ko at sa pamilya nito na syang nagbenta ng lupa sa mother ko. another thing pa po yun amount sa deed of sale ay iba sa totoong binayaran ng mother ko . I hope matulungan mo kami para sa ikalilinaw nito at ano ang susunod naming hakbang kung saka sakaling tama ang aming hinala . Maraming salamat ..
- Mega Star
  
  @bernadeth mas maganda i-verify nyo directly sa Register of Deeds kung saan naka registered ang title na hawak nyo pra malaman kung fake or original yan. alamin mo rin sa assessor’s office kung updated ang payment ng real estate tax ng property or hingi kayo ng tax clearance sa assessor’s….
Hannablice Lutrigad

May concern po ako. May nabili kasing residential lot ang grandparents ko way back 1980’s. Nung nag-abroad ang anak nila (tita ko) ay sinanla nila ang land title. After how many years, hindi alam ng grandparents ko na nakuha na pala ng anak nila ang land title at ang ginawa ay palihim na pinalitan nya ang title owner (inilagay sa name nya) at ang malala po dun ay simula ng namatay lolo namin last Oct., 2016 ay ibenebenta nya ngayon ang lote knowing na buhay pa lola namin. Naaawa po ako sa lola namin kasi stress xa masyado sa ginagawa ng anak nya, pina summoned po nila lola ko at tinethreat na ipapakulong kasi tinanggal ang dun ang tarp na “lot for sale”. Paadvise po sana ako san pwde makakuha (kahit xerox lang) ng original land title? Ano po pwde namin gawin? Maraming salamat po.
Hannablice Lutrigad

May concern po ako. May nabili kasing residential lot ang grandparents ko way back 1980’s. Nung nag-abroad ang anak nila (tita ko) ay sinanla nila ang land title. After how many years, hindi alam ng grandparents ko na nakuha na pala ng anak nila ang land title at ang ginawa ay palihim na pinalitan nya ang title owner (inilagay sa name nya) at ang malala po dun ay simula ng namatay lolo namin last Oct., 2016 ay ibenebenta nya ngayon ang lote knowing na buhay pa lola namin. Naaawa po ako sa lola namin kasi stress xa masyado sa ginagawa ng anak nya, pina summoned po nila lola ko at tinethreat na ipapakulong kasi tinanggal ang dun ang tarp na “lot for sale”. Paadvise po sana ako san pwde makakuha (kahit xerox lang) ng original land title? Ano po pwde namin gawin? Maraming salamat po.
Joshua Socialscoop

hello miss joanne, tanong lang po ako, may nag aalok po sa akin na e benta lupa nya, pero ito ang situation: yung lupa nya wala pang title at yung claimant mother nya which was already deceased . Now a year later na process na ni seller ang lahat tax dec, survey, etc. Now (2017) ang sabi ni seller complete na daw po papers nya at claim niya ready to transfer na po daw at nag consult daw sya nang lawyer ang sabi daw e pag submit nya nang requirements dun sa registry of deeds e aaward nalang po daw sa buyer(not sa seller which is me) yung title para maka tipid sa tax?? tanong ko lang po (1) Is this process legit??? nag tataka po ako papaano e aaward sa buyer kung ang docs at papers pertaining sa lupa e naka pangalan sa kanya(seller) 2. Kailangan lang po daw is mag execute kami nang deed of sale at mag kaliwaan sa bayaran? pwede po ba yun?? P.S di ko pa po binili kasi desisyunan ko pa,pero hingi po ako advice nyo. Maraming salamat
Sheryl Yoshida

Hi po my ask po me 2014 buy me nang house,5 years 2 pay so 2019 is done,but nag ka problems me dahil iba Naka sulat don sa notary sa papers ko is end nang house ko is 2025,taas nag call me sa office Kong San ako nag buy nang house sabi nila check daw nila di daw nila alam its is possible ba na scammed me,true bank po ang payment ko I used Checkie,pls help me and suggest thank u paano malalaman ung 220 or fake,
Sheryl Yoshida

But Naka pag bayad Na ako nang tax one time,next January again 2018 payment tax
Vanessa

Hello ms. Joanne
Good morning. I am writing to you because I really don’t have idea about real states. I tried reading but it’s difficult to clearly comprehend the small text of the book. Here’s my story.

My tita told my mother that way back in the past my grandpa pawn his 10 hectars lot for 10k only. And they only has a declaration as a proof. First : how would I know that the declaration is authentic, second: if it is indeed authentic what should be my next step to claim it’s full authority and ownership with the said land.
Me Maui

Hi Ms. Joanne.
We’ve been eyeing for a townhouse recently. The mother land is set to be divided into 20 units. Only about 10units had already been built. The unit we’re eyeing is 90% through with the construction. We plan to pay the TCP incash directly to the developer. My question is:

1.Does title for the said townhouse should already be ready for transfer? How long is the approximate waiting time before it’s ready?
2. will the developer need to finsh the entire 20 units before they could distribute the title?
3. What are the taxes that i need to check or pay prior or upon purchase?

TIA
Ann Verlyn Madelo

Good day poh miss joane.. Ask ko poh sana regarding s problema s lupa ng lola ko. .Naisanla poh un s bangko then nung mareremata na may tumubos na kakilala nila.. Then may pinapirmahan s knila n papers akala nila pr lng s pagkakalipat ng sangla ng lupa pero un pla deed of sale na..pero cnb nmn pde nmn nla matubos ung lupa s taong sumalo s bangko,kso nung tutubusin n cnbing nailipat na s anak ung titulo ng lupa.. Ang tanong ko poh pde ba ung mabawi kung nanatili p rin s pangalan ng lola ko ung titulo?? Madali n poh bang ilipat s ibang pangalan ung titulo as long as hawak nila ung titulo ?
V FOR VENDETTA

Hi ms Joan need help po. Ano po ba any dapat gawin kapag may lumabas na claimant ng lupa na tinitirikan ng bahay naming ng mahigit ng 40 years.
Ang kwento po kac ay pinatira po kami dito ng mayari. katiwala po kac ang Lola ko sa lupa NATO at hinayaan kaming tumira.. Then may biglang nagclaim ng lupa pero d kami sure na kung kamaganak ba to ng taong nagpatira samin sa lupa na tinitirikan ng bahay namin,..
Ano po ba dapat gawin and o cno po dapat lapitan baka po scam kac cla dahil lubhang kadudadua any pagsulpot nila
- Jemalyn Salado
  
  Hi,,,same situati0n po samin,,25years na din kami,,tapos ngay0n may nagclaim na kanila daw lupa,,binibenta samin bayaran daw namin kas0 wala naman sila mapakitang titlke na kanila talaga…kaya po nagmatigas kaming sumun0d sa kanila,,,,kakliwat kanan p0 ang pagpapatawag nila sa amin mga nakatira dit0 sa barangay,,,at pinapaalis na p0 kami,,an0 po dapat gawin…maraming salamat p0
claire

hi po miss joanne, ask ko lng po kumuha po kmi ng mister ko ng property s qc, nka fully paid n po kmi ng equity and miscellaneous fee, pede pa po ba kmi umatras at maibabalik po ba ng buo ang ibinayad po nmin? thank you and God bless!
Angile Batbata

Hello miss joanne, magtatanung lanv po.. Nakabili po kame ng lot around batangas. . Fully paid na po kame kaso texhnical description png po binigay samen na papers at resibo ng pinagbayadan namen sa lot.. Aug 2017 pa po kame bayad.. Till now wala pa po kame deed of sale na narereceive. Sabe samen sana rd pa daw po at for approval pa. Processing pa daw po. Subdivision po un,. Tama po ba un lng mareceive namen katunayan na nabili na namen ung lot? Gaano po ba katagal bago maprocess ang deed of sale. ? Salamat po..
mikogel

tanong din ako ms Joanne. how to transfer title from a company name, company dissolve na, to my name. are there additonal papers, requirements needed? thanks po.
Kathy Bayonito-Garcia

Hi Ms. Joan, ask ko lang po meron po kasing property na inaalok sa amin. Ang situation po kasi ang person na nagbebenta sa amin is 2nd owner na ang meron sila is deed of sale at nagbabayad po sila through Pag-ibig, since Di ba complete ang bayad sa pag ibig wala pa silang title. Pano po kaya ang mangayayari is this safe po kaya to buy kung pangatlo na po kami na pagsasalinan ng property. Though he assure us na iprocess lahat ng documents before kami magbayad ng complete. Kindly advise naman po how to verify the authenticity of the deed of sale and Kung ok na pangatlo na kami na pagsasalinan ng property. Salamat po. God bless po!
- Jennemel Everhart
  
  Similar din po ung situation namin now dto nmn sa palawan ung tittle na sa mother tittle pa din private subdivision po so ng gumawa po ng deed of sale para sa lupa lng which is 27k, undervalue daw po pero we found out na ndi pa pala cia divide
Nasser Macarido

magandang hapon po! nag hahanap po ako ng finance, para sa pag proseso ng titulo ng lupa namin, mahirap lang po kami kaya hindi maproseso ang Original Certificate of Title 292 sa lawak na 54.560.862 square meters, centro po ng Cotabato City. dahil po sa kahirapan hindi ako makagalaw kasi wala po akong sapat na pera! kong sinoman po ang my mabuting kalooban para po tulongan ako matutuwa po sya handa po ako magbigay ng kapalit, kong gusto nya lupa 100 ektarya ibibigay ko sa bakante ko po bibigyan pwedi nya patayuhan ng kahit ano SM mall or anoman gusto nya ilagay pwdirin nya ebenta kong gusto nya. my abogado na po gagarantya kong my disidido po tumulong sakin kilaladin itong abogado na ito sa Pilipinas magaling din syang abogado naging senior prosecutor ng DOJ din sya, eto po ang n# ko 09267793063. 09163755916. 09212446955. maari nyorin po makausap ng Personal ang aking abogado! maraming salamat po sa inyong lahat, I’m Nasser E. Macarido, age 32 Born 1987.
Lin Dan

Easy Question lang po: Meron ako binili na 3 lots from the same owner same subd na magkakatabing lots. Do we need 3 Deed of Abs Sale or 1 lang po for 3 lots? Thanks for sa sasagot.
- Ana Sara Punzalan
  
  Hi,
  
  Hope this answer is still helpful to you.
  
  Each lot have its own technical description and each own title already from the owner.
  It will be better if you will have three DOAS so you can easily transfer each title to you name.
  
  DOAS is the main requirement in transferring title so having one DOAS per lot is the best option for you.
Francis Alvin Tan

Hello, I am having this house construction soon, my bank requires me to have CTC of present and previous title for back tracing purposes, so now the bank called me and says that the “This certificate of transfer from TRANSFER OF CERTIFICATE OF TITLE 1111111111 (TOTALLY CANCELLED)” do not match the cancelled title # which is 2222222222, is this normal that the new title will be a different title #?
Maristel Cortez

Hello po Miss Joanne
Ask ko Lang po ung sa lupa po regarding sa lupa na pinaghatiaan po nila magkakapatid po. Kaso po Wala pong mother title po ung lupa. Pero ung lupa binabayaran po nila Ng tax s munisipyo nakapangalan po ung lupa sa isang kapatid nya tpos hinati lng po nila through deed of sale. 8 po sila naghati. Panu po mapapagawaan Kung sakali Ng titulo Kung ung sa part lng po Ng mama ko. At Wala din pong mother title.
Thank you po Sana maintindihan nyo po.
Maraming Salamat po
Lyra Cruz

hello po miss joan.. tanong ko lang po. makakakuha po ba ko ng copy ng title ng lupa ng papa ko na namatay na. pero di ko po alam tax number saka tax declaration. ako po panganay sa aming magkakapatid. pero pinagkatiwala ko po yung titulo sa nanay namin. (di po sila kasal ng papa namin) pero ayaw na po nila ibigay sa akin yung titulo o ipakita man lang. iniisip ko po kasi na baka isinangla nila ng di ko po alam.
may posibilidad din po ba na may nakalagay sa titulo na ako lang po ang may karapatan sa property? thank you po
Flor Serajem Acerden

Hello po maam Joanne. Tanong ko lang po. Iyong lupang kinatitirikan ng aming bahay ay rent to own siya at ipinagbili sa amin. Na fully paid ko na po ito at meron na din po akong Deed of sale. Ang problema po ay sa kabuuan ng nasabing mapa ng lupa, ang loteng aming binili ay wala po doon. Ano ba ang ang pwede kong gawin upang maging visible ito sa nasabing mapa. Thank you po.
Vincent John Clariza

Good day Po sa Inyo ma’am.

Ako Po si JoJo A. Calriza, 41 y.o. at residents Ng Brgy. Paon, Estancia, Iloilo.
Ang Aming pag-aalala sa Aming tinitirikang bahay at Hindi lang kami ,may marami pang pang bahay na naka tirik.

May 5 hectares Po na lupa sa barangay namin na doon Po nakatirik bahay namin at maraming nakatira. Ang 5 hectares na Po yan ay may fish pond at Nasa kilid Ng shoreline. Nagugulohan Po kami Kasi Hindi namin maintindihan Ang status Ng lupa. Few years ago binantaan kmi Ng nag aastang may-ari Ng lupa na paalisin lahat Ng bahay na nkatirik, since noon pa Dyan na Po nakatira mga Grand parents mga kanunononoan namin at kmi Ngayon sa kasulukuyan.

Base Po sa mga nag aastang may Ari Dyan, Ang 5 hectares Po na yan ay pag mamay-ari Ng tatlong matandang apelyido ay Betita at Yung 3 matanda na raw na Yun ay ibnigay naman daw sa kanilang relative na Lim Naman Ang apelyido. Habang tumatakbo Ang panahon, hinanapan Ng mga Lim Ng buyer Yung 5 hectares na lupa at Yung nakabili ay itong Jorge Sanson. Itong si Mr. Sanson sya Yung nangigipit sa Amin na kami ay paalisin noon, Hanggat sa dumating Ang time na nag declare nalang sila (Jorge Sanson ) na ibenta nya nalang daw sa Amin Ang lupa na tinitirikang Ng bahay namin, ganun din sa ibang mga bahay, sa halagang 2,000/sqm. At basi sa pa meeting noong nakaraang buwan ay IPA survey daw ito at Kami daw magbayad sa surveyor. Kami Po ay pumunta sa Assessor’s office Ng Aming bayan at napag alaman namin na ito ay REPUBLIC OF THE PHILIPPINES, salungat sa statement Ng CENRO 5th dist. Iloilo na ito daw ay pag mamay-ari Ng pamilya Lim na binili naman ni Mr. Jorge Sanson.

Nalilito Po kami kung bibilhin namin sa ganun halaga Kasi napakalaki Ng presyo at wala namang kaming Pera, at Hindi Rin namin alam kung ito ay may titulo o hawak nila Ang titulo Ng 5 hec. na lupa.

Atty, ano Po Ang status Ng lupa na Aming tinitirikan? Magbayad ba kami o bibilhin ba namin ito? Ito ba na lupa ay Nasa Republic of the Philippines pa.
Sana Po matulongan mo kami at mapayuhan ninyo kung ano Ang dapat naming Gawin. Sana malinaw na sa Aming lahat Ang status Ng lupang ito.

Maraming Salamat Po. God bless

Attached ko Po Ang photo Ng nakuha Kong record sa Assessor’s office Ng Municipality Ng Estancia.

Lot Number 15A (1597),
Location: Purok Tangigue, Brgy. Paon, Estancia, Iloilo
Wayne Tomlinson

Hello Joanne, I just want to know if a land title is needed to search for a record if there was a right of way intended or made for the dominant state when the land was subdivided in the Philippines.